HomeMy WebLinkAboutParkstone Sub PP 02-033
Page 1 of I
Sharon Smith
From: Marlene St.George [ms@whltepeterson.COM)
Sent: Wednesday, April 23, 200312:03 PM
To: 'Will Berg'; 'Sharon Smith'; 'Tara Green'
Cc: 'Brad Hawkins-Clark'; 'Jessica Johnson (johnsonj@meridiancity.org)'; Bill Nichols
Subject: Revised Parkstone Subdivision Preliminary Plat Findings
.RECEIVED
APR 2 3 2003
City Of Meridian <
City Clerk Office
Please find attached pursuant to Brad Hawkins-Clark memo deted April 22, 2003, the revised Preliminary Plat
Findings for Parkstone Subdivision, PP-02-033. Please note that a new Item J has been added to incorporate the
language pertaining to the height of the structures built upon Lots 9 - 22, Block.7. This should now take care of
this metter, and therefore, please replace this new set of Findings with the previous ones sent to your office.
Thanks, Marlene
Confidentiality Notice: This email message may contain confidential and privileged information
exempt from disclosure under applicable law. If you have received this message by mistake, please
notify us immediately by replying to this message or telephoning us, and do not review, disclose, copy,
or distribute this message. Thank you.
Marlene St. George
White Peterson
5700 East Franklin Road, Suite 200
Nampa, Idaho 83687-8402
208.466.9272
4/23/2003
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 03/18/03
C/C 04/01/03
Revised per C/C 4/15/03
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT FOR PARKSTONE )
SUBDIVISION FOR 334 BUILDING )
LOTS AND 37 OTHER LOTS ON )
104.77 ACRES LOCATED WEST OF )
NORTH EAGLE ROAD AND )
NORTH OF .EAST US TICK ROAD, )
MERIDIAN, IDAHO )
)
BY: HILLVIEW DEVELOPMENT, )
CORP., APPLICANT )
)
Case No, PP-02-033
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY
PLAT
The above entitled matter coming on regularly for public hearing before the City Council
on March 18, 2003 and continued until April 1, 2003, and Brad Hawkins-Clark Interim Planning
Director for the Planning and Zoning Department, Brad Watson of the Pubic Works Department,
Tye Ketlinski, George Law, John Blakeslee, John Nesmith, Mary Berg, Becky McKay, Bruce
Mills, and Vic Clapp, appeared and testified, and the City Council having received a report from
David McKinnon Planner II for the Planning and Zoning, and Bruce Freck1eton, Engineering
Technician III, and the City Council having received as part of the record of this matter the
recommendation to City Council of the Planning and Zoning Commission and the applicant
having submitted the "PARKSTONE SUBDIVISION PRELIMINARY PLAT DECEMBER
FINDINGS OF FACT AND CONCLUSIONS OF LA WAND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARKSTONE SUBDIVISION I (PP-02-033)
PAGE 1 OF 19
2002, LOCATED IN THE S Y, OF SECTION 32, TAN., R.1E., B.M., ADA COUNTY, JOB
NO. 02-044-01, SHEET NO. 1, P&Z CONDITIONS OF APPROVALBDG 3/25/03, P&ZAND
NEIGHBORHOOD MEETING REVISIONS BDG 3/10/03, ADDED MULT -USE P ATHW A Y;
ADDED 20' WIDE COMMON LOTS IN BLOCKS 15 & 18; & REVISED ENTRANCE N.
LESLIE WAY TO BE 40' BTB, REVISIONS,
J:\HILL VIEW _100AC_0204401 IDRA WINGS\HILLVIEW _lOOAC_PREPLATRV.dwg
3/26/2003, HANDWRITTEN DATE: 03-26-2003, STAMPED: RECEIVED MAR 29 2003
CITY OF MERIDIAN CITY CLERK OFFICE, BECKY BOWCUTT - PLANNER/CONTACT,
TOM E. & SUE DAVIS - OWNER OF RECORD, HILLVIEW DEVELOPMENT CORP.-
DEVELOPER", Hillview Development, Corp., Developer, submitted for preliminary plat
approval and which preliminary plat for approval application is herein received and adjudged by
the City Council pursuant to Meridian City Code S 12-3-3. Therefore the City Council makes the
following findings:
FINDINGS OF FACT
1. That the proposed development is in conformance with the Amended
Comprehensive Plan by reason of the fact that it lies within the existing Urban Area as defined in
the Meridian Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis
Amended Comprehensive Plan Map, adopted August 6, 2002, Resolution No. 02-382, and the
property is presently zoned RUT by Ada County, however, an application for annexation and
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
P ARKSTONE SUBDIVISION 1 (pP-02-033)
PAGE 2 OF 19
zoning to R-8 is before the Council, and requires connection to the Municipal Water and Sewer
System. [Meridian City Code S 11-7-2 D]
2. The preliminary plat is in conformance with the Amended Comprehensive Plan
City of Meridian adopted August 6, 2002, Resolution No. 02-382.
3. It is determined that Urban Services can be made available to accommodate the
proposed development if the plat complies with the requirements and conditions hereinafter set
forth as conditions of preliminary plat approval.
4. The proposed development is a continuity of the proposed development within the
City's Capital Improvement Program and if the conditions, which are requested by the Planning
and Zoning Administrator and the Engineering Technician III, and as proposed by the developer
as stated on the preliminary plat, there will be public financial capability of supporting services
for the proposed development.
5. The development ifbuilt in accordance with the conditions and as proposed, will
not create health, safety or environmental problems and there have been no specifics of any such
concerns brought to the Council's attention.
6. It is found that the Recommendation To City Council of the Planning and Zoning
Commission is reasonable and appropriate for the conditions of approval of the preliminary plat
as hereinafter set forth.
7. The applicant has submitted for consideration of this approval drawing of the
preliminary plat herein designated as: "PARKS TONE SUBDIVISION PRELIMINARY PLAT
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
P ARKSTONE SUBDIVISION 1 (PP-02-033)
PAGE 3 OF 19
DECEMBER 2002, LOCATED IN THE S Y, OF SECTION 32, TAN.,R.IE., B.M., ADA
COUNTY, JOB NO. 02-044-01, SHEET NO.1, P&Z CONDITIONS OF APPROVAL BDG
3/25/03, P&Z AND NEIGHBORHOOD MEETING REVISIONS BDG 3/10/03, ADDED
MULT-USE PATHWAY; ADDED 20' WIDE COMMON LOTS IN BLOCKS 15 & 18; &
REVISED ENTRANCE N. LESLIE WAY TO BE 40' BTB, REVISIONS,
J :\HILL VIEW _1 OOAC _ 0204401 IDRA WINGS\HILL VIEW _1 OOAC _PREPLATRV.dwg
3/26/2003, HANDWRITTEN DATE: 03-26-2003, STAMPED: RECEIVED MAR 292003
CITY OF MERIDIAN CITY CLERK OFFICE, BECKY BOWCUTT - PLANNER/CONTACT,
TOM E. & SUE DAVIS - OWNER OF RECORD, HILLVIEW DEVELOPMENT CORP.-
DEVELOPER".
8. The City Council recognizes the concerns of Karl and Cheryl Smith, expressed in
their letter dated February 2,2003; John and Shirley Schey, expressed in their letter dated February
11, 2003; Lynda and Marty Lindgren, expressed in their letter dated February 13, 2003; VeID
Alleman, expressed in his letter dated February 17, 2003; Wendel Bigham, Joint School District,
expressed in his letter dated January 10, 2003, and Tom E. Davis and Sue C. Davis, expressed in
their letter dated March 27, 2003. Additionally, the Council recognizes the commentslpoints of
interest of Wendell Bigham, Joint School District No.2, pertained in a memorandum dated March
31,2003 from Brad Hawkins-Clark, and pertained in a facsimile to Brad Hawkins-Clark from
Wendell Bigham on March 31, 2003, as follows:
1. The school district has had regular contact with Mr. Davis and Hillview
Development regarding the potential development of this property. There
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARKSTONE SUBDMSION 1 (pP-02-033)
PAGE 4 OF 19
will be adequate capacity at the new Locust Grove elementary school
currently under construction to serve the Parks tone Subdivision. The
school's student capacity is 650.
2. The district estimates that, by the time Parkstone Subdivision is built out, the
Havasu Creek elementary school will be constructed. This school is within
one mile of the Locust Grove school and will be equipped to handle any
overflow that might occur at the Locust Grove site.
3. The school district boundaries will continue to shift as development builds-
out. If the densities occur as per the Comprehensive Plan, there will
continue to be one elementary school serving each square mile, which the
district believes will be adequate.
4. Discovery Elementary School located within the Educational Campus
Subdivision on Locust Grove Road will accommodate those students
generated from the [mal build out of the Parkstone Subdivision. Over
time the current boundary for Discovery Elementary will reduce in size
due to increased growth in the north Meridian area and that growth will
drive the construction of additional elementary schools in the nearby
sections. We were aware ofthe proposed Parkstone Subdivision at the
time the boundaries were set and continue our support for approval ofthe
Parkstone Subdivision upon the Davis property.
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City Code S 12-3-5 and
based upon the above and foregoing Findings of Fact which are herein adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
1. The Preliminary Plat of the applicant as evidenced by "P ARKS TONE
SUBDIVISION PRELIMINARY PLAT DECEMBER 2002, LOCATED IN THE S Y, OF
SECTION 32, TAN., RlE., B.M., ADA COUNTY, JOB NO. 02-044-01, SHEET NO. I, P&Z
CONDITIONS OF APPROVAL BDG 3/25/03, P&Z AND NEIGHBORHOOD MEETING
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
P ARKSTONE SUBDMSION 1 (pP-02-033)
PAGE 5 OF 19
REVISIONS BDG 3/10/03, ADDED MULT-USE PATHWAY; ADDED 20' WIDE
COMMON LOTS IN BLOCKS 15 & 18; & REVISED ENTRANCE N. LESLIE WAY TO BE
40' BTB, REVISIONS,
J:\HILL VIEW _100AC_0204401 IDRA WINGS\HILLVIEW _lOOAC_PREPLATRV.dwg
3/26/2003, HANDWRITTEN DATE: 03-26-2003, STAMPED: RECEIVED MAR 292003
CITY OF MERIDIAN CITY CLERK OFFICE, BECKY BOWCUTT -
PLANNER/CONTACT, TOM E. & SUE DAVIS - OWNER OF RECORD, HILL VIEW
DEVELOPMENT CORP. - DEVELOPER", Hillview Development, Corp., Developer is hereby
conditionally approved; and
2. The conditions of approval are as follows to-wit:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff
(as Modified by the Planning Zoning Commission) as follows:
SITE SPECIFIC COMMENTS 1 PRELIMINARY PLAT
1. Sanitary sewer and water service to this site shall be via main line extensions
from the existing mains adjacent to the property. Applicant will be responsible to
construct the sewer and water mains to and through this proposed development,
thereby making them available to adjacent properties. Subdivision designer to
coordinate main sizing and routing with the Public Works Department.
2. The applicant has indicated t hat a pressurized irrigation system will be
provided within this development, and has indicated that it will be a private system,
owned and maintained by the Parkstone Homeowners Association. Revise the plat
to show how the system is going to be served (i.e. connection to an existing system,
or independent pumping facilities) Underground vear-round pressurized irrigation
must be provided to all lots within this development. The City ofMeridiart requires
that pressurized irrigation systems be supplied by a year-round source of water.
Applicant shall be required to utilize any existing surface or well water for the
primary source. If a surface or well source is not available, a single-point
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
P ARKSTONE SUBDIVISION 1 (pP-02-033)
PAGE 6 OF 19
connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the
Meridian City Engineer.
3. A detailed fencing plan shall be submitted upon application of the final plat.
A fence shall be required around the perimeter of the subdivision unless the City
agrees in writing that such a fence is not required. T he applicant shall not b e
responsible to build a fence facing existing fencing Fencing adjacent to the
proposed City Park shall be approved by the Parks Commission prior to submission
of the detailed fencing plan. A note restricting the fencing adjacent to the park shall
be added to the Final Plat.
4. A detailed landscape plan shall be submitted with the final plat application.
The detailed landscape plan shall include a 6' landscape buffer planted with column
juniper trees between land uses adjacent to west side of Lot 3, Block 15 (the Mini-
storage lot) and a 20' landscape buffer adjacent to the western boundary of Lots 2
and 5 of Block 7 (Office Lots).
5. Detached sidewalks shall be required along the entire Ustick Road frontage
and adjacent to the designated collector roadways.
6. A circulation pump or other means of preventing the irrigation pond from
becoming stagnant shall be required to prevent the pond from becoming stagnant
and thereby becoming a nuisance.
7. Add micro-paths in the following locations:
. In between Lots 48 and 49, Block 12,
8. Add or revise the following preliminary plat notes:
.Correct the "Preliminary Plat Development Features Data" to reflect the
requested R-8 zoning designation (instead ofR-4 as shown).
. Add a note to the face ofthe plat restricting direct lot access to Ustick Road
unless specifically permitted by ACHD and the City of Meridian, excepting the
existing single family dwelling on Ustick Road. When the residential use of the
home ceases access shall be from the interior streets.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDmONAL APPROVAL OF PRELIMINARY PLAT
P ARKSTONE SUBDIVISION / (pP-02-033)
PAGE 7 OF 19
-Add a note to the face ofthe plat that requires any re-subdivision of this plat
to be in compliance with the most recently approved subdivision standards of the
City of Meridian.
-Add a note to the face of the plat that restricts fencing adjacent to the
pathways within the subdivision to being no greater than four feet in height if solid
sight-obscuring material is used for fence construction. Semi-private fencing, with
"see-though" slats may be permitted with a 2' lattice.
-Delete the reference to lots 1, 16 & 25, Block 18 in note number 3.
9. Phasing for the overall project may be modified by staff level approval,
provided written explanation of phasing changes are provided by the applicant and
final plat approval request of said phases are contiguous to previously approved
phases.
10. The plat shall be revised to include a multi-use pathway that connects the
southern boundary of the property with the northern boundary of the property, in
compliance with the Comprehensive Plan and Parks Department design guidelines.
11. Extend the sanitary sewer main in U stick Road to a point south of Lot 5,
Block 7.
GENERAL COMMENTS
1. Submit a copy of the Ada County Street Name Committee's approval letter
for the subdivision name, and the lot and block numbering. Make any corrections
necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
3. A letter of credit or cash surety in the amount of 110% will be required for
all fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer,
water, etc., prior to signature on the fmal plat.
4. All pathways within the proposed subdivision shall be designed m
accordance with MCC 12-13-15 "Micropath Landscaping".
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
P ARKSTONE SUBDIVISION / (pP-02-033)
PAGE 8 OF 19
5. A detailed landscape plan, in compliance with the landscape ordinance shall
be submitted for the subdivision with the fmal plat application, the landscape plan
shall include the location and design of the playground equipment.
6. Sidewalks within the proposed subdivision shall be built in accordance with
MCC12-13-10-8.
7. 100-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. AIl streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire
hydrants. Final design locations and quantity are determined after power designs are
completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior commencing installations.
8. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being subdivided
shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owner's),
with written approval or non-approval submitted to the Public Works Department.
Iflateral users association approval can't be obtained, plans will be reviewed and
approved by the meridian City Engineer prior to fmal plat signature.
9. Submit all updated groundwater/soils reports to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be
designed to ensure that water is retained only during 100-year storm events, and for
a period oftime not to exceed 24 hours. Side slopes within drainage areas shall not
exceed 3:1.
10. Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of caliper
inches oftrees that were removed. Required landscaping trees will not be considered
as replacement trees for those trees that have to be removed.
11. Developer shall coordinate mailbox locations with the Meridian Post Office.
12. Remove any existing domestic wells and/or septic systems within this
project from their domestic service per City Ordinance Section 9-1-4 and 9-4-8.
Wells may be used for non-domestic purposes such as landscape irrigation.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARKSTONE SUBDIVISION 1 (pP-02-033)
PAGE 9 OF 19
13. Compaction test results must be submitted to the Meridian Building
Department for all building pads receiving engineered backfill, where footing would
sit atop fill material.
14. Applicant's engineer will be required to submit a signed, starrtped statement
certifying that all street finish centerline elevations are set a minimum of three feet
above the highest established normal groundwater elevation.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Dedicate 48-feet of right-of-way from the centerline of Us tick Road
abutting the parcel by means of a warranty deed. The right-of-way purchase and
sale agreement and deed must be completed and signed by the applicant prior to
scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first.
Allow up to 30 business days to process the right-of-way dedication after receipt
of all requested material. The owner will be paid the fair market value of the
right-of-way dedicated which is an addition to existing ACHD right-of-way if the
owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACHD Ordinance in effect at that time
(currently Ordinance #196), iffunds are available.
2. Construct a 5-foot concrete sidewalk located 2-feet within the new right-
of-way. If the sidewalk meanders outside ofthe right-of-way, provide the
District with an easement for the sidewalk.
3. Construct North Park Place Way (a residential collector) to interest
Ustick Road approximately 630-feet east of the west property line, as proposed.
4. Construct North Leslie Way (commercial roadway) to intersect Ustick
Road to align with North Leslie Way on the south side of Us tick Road.
5. Construct North Leslie Way as a 40-foot street section with vertical curb,
gutter and 5-foot concrete sidewalk within 54-feet of right-of-way for
approximately 540-feet north of Us tick Road.
6. Construct North Park Place Way as a residential collector extending from
Ustick Road north to East Bowman Street as a 36-foot street sections with
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARKSTONE SUBDIVISION 1 (pP-02-033)
PAGE 10 OF 19
vertical curb, gutter, 5-foot concrete sidewalk on the west side of the roadway
and a lO-foot asphalt pathway on the east side of the roadways within 50-feet of
right-of-way, as proposed. The asphalt pathway must be owned and maintained
by the homeowners association. Front on housing or direct access will be
prohibited. These restrictions shall be noted on the final plat. Parking will also
be prohibited on this roadway. Coordinate the signage plan with District staff.
7. Construct North Leslie Way (from 540-feet north of Us tick Road to East
Nakano Drive), East Nakano Drive and North Dixon Avenue (from EastNakano
Drive to East Herons Crossing Drive) as 36-foot street sections with rolled curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed.
8. Construct East Herons Crossing as a 33-foot street section with vertical
curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way to match
the improvements that were approved with the Education Campus Subdivision.
9. Construct North Leslie Way (north of East Nakano Drive, North
Mahoney Avenue, North Petty Way, East Omera Street, East Charleton Street,
North Gaviola Avenue, East Woolsey Street, East Satterfield Street, North Dixon
Avenue (between East Van Oker Street and East Satterfield Street, between East
Conner Street and East Bowman Street, and north of East Herons Crossing), East
Summer Dawn Drive, East Van Oker Street, North Cafferty Way, North Hawkins
Avenue, East Conner Street, East Bowman Street North Pandratz Way, East
Vigle Way, East Troxell Drive and North Conley Drive as 33-foot street sections
with rolled curb, gutter and 5-foot concrete sidewalk with parking on both sides
ofthe roadway within 50-feet of right-of-way, as proposed. Submit
documentation showing that the fIre department has reviewed and approved the
proposed street section.
10. Construct East Swindell Drive as a 29-foot street section with curb, gutter
and 5-foot concrete sidewalk with parking on one side ofthe roadway within 42-
feet of right-of-way, as proposed. Parking will be restricted to one side ofthe
roadway. Coordinate the signage plan with District staff.
11. Extend East Summer Dawn Drive from the west property line
approximately 400-feet north of Us tick Road.
12. Extend East Herons Crossing Drive from the west property line
approximately 61O-feet south of the north property line, as proposed.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARKSTONE SUBDIVISION 1 (pP-02-033)
PAGE 11 OF 19
13. Construct a stub street, North Conley Avenue, to the north property line
approximately 8,500-feet east ofthe west property line, as proposed. Install a
sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
14. Utilize the driveway that intersects Ustick Road approximately 200-feet
west of North Leslie Way for the existing single-family residential home, as
proposed. Eliminate this driveway once the residential use is no longer present
15. Construct a shared driveway on the east side of North Leslie Way for
commercial lots 1 and 2, as proposed. Provide the District with a cross-access
agreement for the parcels to access the public roadway system.
16. Construct a shared driveway on the west side of North Leslie Way for
office lots 2, 3, 4 and 5, as proposed. Provide the District with a cross-access
agreement for the parcels to access the public roadway system.
17. Construct a driveway to intersect with North Park Place Way on the east
side ofthe roadway approximately 160-feet north of East Van Oker Street, as
proposed.
18. Construct one cul-de-sac turnaround with a center island, as proposed.
Provide a minimum turning radius of 45-feet for the turnaround. Provide a
minimum of a 29-foot street section on either side of any proposed center islands
within the turnarounds. The medians shall be constructed a minimum of 4-feet
wide to total a minimum of a 100-square foot area.
19. Construct four knuckles without islands throughout the subdivision, as
proposed.
20. Construct islands within the right-of-way of North Leslie Way, North
Park Place Way and East Bowman Street, as proposed. Provide a minimum clear
distance of21-feet (measured back-of-curb to back-of-curb). Any proposed
landscape islands/medians within the public right-of-way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes of this shall
be required on the final plat.
21. The applicant should construct an eastbound left-turn lane on Ustick
Road at the intersection of Us tick Road and North Park Place Way.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
P ARKSTONE SUBDIVISION / (PP-02-033)
PAGE 12 OF 19
22. The applicant should construct an eastbound left-turn lane on Ustick
Road at the intersection of Us tick Road and North Leslie Way.
23. The applicant should construct westbound right-turn lane on Ustick Road
at the intersection of Us tick Road and North Park Place Way.
24. The applicant should construct westbound right-turn lane on Ustick Road
at the intersection of Us tick Road and North Leslie Way.
25. One option for funding improving these roadways is the implementation of an
extra-ordinary impact fee overlay district. This applicant will be subject to extra-
ordinary fees, should an overlay district be implemented in this area.
26. Other than the access points specifically approved with this application,
direct access to Ustick Road is prohibited.
27. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-
way.
2. All utility relocation costs associated with improving street frontages
abutting the site shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may
be damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District. Contact Construction Services at 387-
6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County
Highway District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARKSTONE SUBDIVISION 1 (pP-02-033)
PAGE 13 OF 19
6. The applicant shall submit revised plans for staff approval, prior to
issuance of building permit (or other required permits), which incorporates any
required design changes.
7. Construction, use and property development shall be in conformance with
all applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8. Payment of applicable road impact fees are required prior to building
construction in accordance with Ordinance #195, also known as Ada County
Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within
the right-of-way. Existing utilities damaged by the applicant shall be repaired by
the applicant at no cost to ACHD. The applicant shall be required to call
DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid
unless they are in writing and signed by the applicant or the applicant's
authorized representative and an authorized representative ofthe Ada County
Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
II. Any change by the applicant in the planned use of the property which is
the subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force
at the time the applicant or its successors in interest advises the Highway District
of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
C. Adopt the Meridian Fire Department Recommendations as follows:
1. The portion of the project which is one and two family dwellings will require a
fire-flow of 1 ,000 gallons per minute available for duration of2 hours to service the entire
project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARKSTONE SUBDIVISION 1 (pP-02-033)
PAGE 14 OF 19
2. Commercial, office and storage occupancies will require a fire-flow consistent
with the Uniform Fire Code to service the proposed project. Fire hydrants shall be
placed an average of 400' apart. 1997 UFC Appendix III-A
3. The fire department requests that any future signalization installed as the result
of the development of this project be equipped with Opticom Sensors to ensure a safe
and efficient response by fire and emergency medical service vehicles. This cost of
this installation is to be borne by the developer.
4. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
5. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department. The proposed fire hydrant locations will be submitted to the Public
Works for plan review.
6. All roads and fire lanes shall have a turning radius of28' inside and 48' outside.
7. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
8. All access roads within the project shall have a clear driving surface with a
minimum width of 20' available at all times. The typical street width of 34' will be
allowed to have parking on both sides. The typical street with a minimum width of29'
will be required to have restricted parking to only one side. UFC 902.2.2.1
9. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins. UFC 901.4.2 & 901.3
10. The phasing plan may require that any roadway greater than 150' in length that
is not provided with an outlet shall be required to have a turn around.
11. A minimum of two points of access will be required for any portion of the
project, which serves more than 50 homes. UFC 902.2.1
12. It is requested that all landscape islands at the entry points be moved back a
minimum of 15' to improve turning radiuses at these entrances.
D. Adopt the Recommendation of Settler's Irrigation District as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARKSTONE SUBDIVISION 1 (pP-02-033)
PAGE 15 OF 19
1. All irrigation and drainage facilitiesleasements will need to be protected.
2. Storm Drainage is not accepted in any of SID facilities.
3. The developer has the option to enter into an agreement with SID for the
operation and maintenance ofthe pressure irrigation system.
E. Adopt the Recommendations ofNampa & Meridian Irrigation District as
follows:
1. Applicant shall apply for a land use changelsite application.
F. Adopt the Recommendations ofthe Central District Health Department as
follows:
1. This proposal can be approved for central sewage & central water after
written approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be
submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water quality.
5. The Engineers and architects involved with the design ofthe subject
project shall obtain current best management practices for stormwater disposal
and design a stormwater management system that prevents groundwater and
surface water degradation.
Per City Council action taken at their Aprill, 2003 meeting, the additional entity
comments, concerns or requirements shall be required as follows:
G. To clarifY, the ditch easement for the ditch user's facility along the north boundary,
shall be required to be shown on the Plat. There are currently no easements of record for the
ditch. The applicant shall provide a 10 foot easement on its side of the property, and shall
also pipe the facility, and shall coordinate the piping with the owner of the adjacent
property, Vic Clapp.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARKSTONE SUBDIVISION 1 (pP-02-033)
PAGE 16 OF 19
H. To clarify the matter concerning the water amenity for the pond and water
circulation, the applicant shall work with their landscape architect for recommendations
based on the depth, the size, and circulation of the water. The applicant shall provide the
Planning and Zoning Department with documentation and a design for their approval.
1. Adopt the requirements ofthe Parks and Recreation Department as follows:
1. Increase the parking lot area for the neighborhood park to 16 total spaces
including 2 handicapped accessible spaces.
2. Provide on street parking for an additional 14 spaces, making a total 000
spaces for the park.
3. The residence side ofthe street to be signed as "Residence Only Parking".
4. The Parks and Recreation Department and Developer have come to a
determination on the exchange of impact fees, as outlined in the memo
submitted to the City Council by Becky McKay at the March 18,2003 public
hearing. Said memo states the Developer may receive a park impact fee
credit of50% of the land value plus improvements. The Developer and Parks
Department shall enter into an agreement on the impact fees prior to the
execution of the six (6) acre park land transfer.
5. Pertaining to the Meridian City Neighborhood Park, the following shall be
required:
a. The developer will donate three (3) acres of the park site.
b. The developer will pay for fifty percent (50%) of the park
improvements (hydro-seeding, irrigation, trees and parking lot).
c. The developer will construct the ten (10) foot multi-use pathway
through the site, including the portion along the park.
d. The developer will construct the micro-paths which enter into the
park.
e. The developer will install fencing along the north and south sides of
the park.
f. The developer will construct the pressure irrigation pond adjoining
the park.
g. The developer will provide sewer and water service to the park.
h. The developer will coordinate with the utility companies for future
service of the park.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARKSTONE SUBDIVISION / (pP-02-033)
PAGE 17 OF 19
day of
1. The developer will provide a pressure irrigation pump station.
J. The developer will coordinate with the Parks Department on the
improvements for shelter, restroom, and play ground equipment.
1. The park is to be transferred to the City prior to the filing of the final
plat in which the six (6) acre park is located or by December 31,
2005, whichever is sooner.
J.
All structures on Lots 9 through 22, Block 7, as shown on the Preliminary Plat, shall
be restricted to a maximum height of twenty-five (25) feet.
22-^~
By action of the City Council at its regular meeting held on the
~ ,2003.
ROLLCALL
COUNCILMAN BIRD VOTED F
COUNCILWOMANdeWEERD VOTED fjv---
COUNCIL WOMAN McCANDLESS VOTED !Iv^-
COUNCILMAN NARY VOTED ~
MAYOR ROBERT D. CORRIE
(TIE BREAKER)
-
VOTED
..
Attest:
Copy served upon Applicant, The Planning and Zoning Department, Public Works
dC' A \\l\lllllrU,
Department an Ity ttomey. \\\\\\01" U'-"."""
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Dated: 4.... zl;?J 3f ~
By:JI~~~/f .
City Clerk
Z:\WorklM\MeridianIMeridian 15360MIParkstone Sub AZ-OZ-033 PP-OZ-033 CUP-OZ-049\FfClsOrdPP.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
P ARKSTONE SUBDMSION 1 (pP-02-033)
PAGE 19 OF 19